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    2 Barlows Landing Road Pocasset, MA 02559

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    Claim this Listing
    For Lease
    $30 SF/Yr $11,735/Mo (calc)

    COMMERCIAL - Pocasset, MA

    Type:Retail
    Property size:
    4,694 SF
    Lot size:
    1.07 Acres
    Added:
    Aug 20, 2025
    Days on Market:
    252
    Last Refresh:
    Apr 28 at 10:06 pm

    Property Features for 2 Barlows Landing Road

    General Information

    Property type
    Commercial Lease
    Property subtype
    Retail
    Parking features
    Off Street, Parking Lot
    Appliances
    Water Heater
    Standard status
    Active
    APN
    39.0-78-0
    Size
    4,694 SF
    Lot size
    1.07 Acres

    Taxes and HOA fees

    Tax Year
    2025
    Tax Annual Amount
    6551

    Utilities

    Heating system
    Natural Gas, Forced Air
    Cooling system
    Central Air
    Water source
    Public

    Building Details

    Year built
    1975
    Floors in Building
    1
    Number of units
    1
    Flooring type
    Laminate, Carpet
    Building materials
    Vinyl Siding
    Roof type
    Asphalt

    We can help!

    Listing Contact
    Greg P Hartel
    Greg P Hartel

    Listing agent Greg P Hartel

    Listing office Hartel Realty Corp. 230 Jones Road, Suite 6, MA

    Listing date Aug 20, 2025

    MLS# 22504057

    Copyright © 2026 Cape Cod & Islands Association of REALTORS®, Inc. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    Overview

    Pocasset Commercial Building with Drive-Through

    This commercial property in Pocasset, MA, features a main building with 4,694 square feet, including a two-lane drive-through. Formerly a bank building, the first floor offers 2,347 square feet of space, with an additional 2,347 square feet available in the lower level. The first floor includes a lobby with a 10.5-foot ceiling area, private offices, a vault area, and a kitchenette. The property is situated on 1.07 acres and is zoned B4 Business 4 & WRPD Water Resource Protection District. It is located immediately to the rear and adjacent to Barlows Landing Plaza, providing direct visibility on heavily traveled MacArthur Blvd, also known as Route 28. Traffic counts in 2024 show 40,792 vehicles daily (Mass.DOT). The property is approximately 4 miles from the Bourne Bridge and features signage on two streets, a generator on site, and ADA accessibility.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Jared McGuire - TD ... Loan Service ATM (TD Bank) Atm

    Suggested Use

    Restaurant Real Estate Agency Law Firm Spa & Massage Center Building Supply Dental Office Big Box & Wholesale Store Hair Salon Auto Repair Shop Nail Salon

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Pocasset
    County
    Barnstable
    State
    Massachusetts
    Longitude
    -70.586969
    Latitude
    41.696161

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    FAQs

    What type of property is this?
    Bank - 4,694 SF commercial building with drive-through on 1.07 acres.
    Where is this bank located?
    The property is located at 2 Barlows Landing Road Pocasset, MA.
    What is the lease rate?
    The lease rate is $30 SF/Yr.
    What are key features of this property?
    This property features: High Traffic Visibility: Benefit from direct visibility on MacArthur Blvd (Route 28) with 40,792 vehicles daily.; Drive‑Through Feature: Includes a two‑lane drive‑through, ideal for various business types.; Sizeable Building: The 4,694+\/- SF main building features additional space in the lower level (2,347+\/- SF).
    (617) 256-3169
    We can help!
    Listing Contact
    Greg P Hartel
    Greg P Hartel
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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